They've been making renovations on the house since we gave the keys - idk if this matters)10/10 - 1st day after vacating10/21 - Lease Ends10/31 - 21 full calendar days since vacatingI've searched the internet high and low and have found two interpretations to the CA 21-day rule.

Good Evening All,I'm looking for references on either reading material or online references about how to structure a real estate partnership.

Your experience highlights the need to work STRICTLY with professionals and not Internet forms, contacts, and vendors.

People who look for legal advice on the internet are a distinct group, they are a cross section of not having a lot of experience with real-estate and do not want to pay for a lawyer.

The kicker here is turnkey companies have access to contractors and materials cheaper than you and I do.However, it may take you a little more time, but if you ask around for contractor recommendations in your network, and then hire each job individually I think you'll save the most money that way rather than hiring a GC. 

.- Pre-buy construction materials maybe even some storage to put them in- Buy tools for you or your contractors to use on a future flip - Hire an accountant to help with some of these ideas

Eventually, they will have to come to terms with the fact that they are not going to be internet billionaires and they need to move out of mommy's house and into their own place.

I've provided money for materials but I never pay for labor before work is completed. 

Do a search on the internet, there should be examples, but as noted you should not even consider it without a experienced lawyer.

Hi James, you are going to need to install a backer board material as an underlayment before setting, or installing, your tile.